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0476 Approval Staff Report STAFF REPORT City of Yelm Community Development Department   Case Number: SPR-05-0476-YL Applicant: Tahoma Valley Golf and Country Club LLC P.O. Box 627 Rainier, WA 98579 Agent: BCRA 2106 Pacific Ave Suite 300 Tacoma, WA 98402 Request: Construct a temporary 1,440 sq. ft. clubhouse Recommendation: Approval with conditions Findings of Fact Proposal and Site Characteristics Tahoma Valley Golf & Country Club LLC has applied for a site plan review approval in order to construct a temporary 1,440 square foot clubhouse for use between the time the existing building is demolished and a new, permanent, clubhouse is built. The existing clubhouse is in poor condition and has been partially condemned by the City of Yelm. In order to maintain business at the golf course, the temporary clubhouse is necessary. The temporary clubhouse will not include food service activities. The property is located at 12545 Mosman, the site of the current Tahoma Valley Golf course and clubhouse, and is identified by assessor tax parcel number 21724440100. The site is currently used as a golf course and includes a large building which was used as the clubhouse, a restaurant and banquet room, and apartments. This building will be demolished and a new, temporary, clubhouse constructed. The property at the location of the existing and proposed temporary clubhouse is level with a paved parking area. The area to the north, across Mosman Street, is zoned High Density Residential (R-14), and is developed with existing residential single family and multifamily structures. The rest of the site is the current golf course. The site is zoned Open Space. Public Notices A Notice of Application was mailed to local and state agencies, and surrounding property owners on March 6, 2006. State Environmental Policy Act This project is exempt from the requirements for submitting an environmental checklist pursuant to Section 197-11-800(1)(b)(iii) WAC, which exempts the construction of an office, school, commercial, recreational, service or storage building with 4,000 square feet of gross floor area and with associated parking facilities for up to and including 20 automobiles. Concurrency Chapter 15.40 YMC requires the reviewing authority to determine that required urban infrastructure is available at the time of development. Concurrency means the facilities necessary to serve a proposed development are in place or planned for and properly funded with a reasonable expectation that the facilities will be in place at the time needed to preserve adopted levels of service. Concurrency with sewer infrastructure is achieved pursuant to Section 15.40.020 (B)(1) YMC when the project is within an area approved for sewer pursuant to the adopted sewer comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present to meet the needs of the proposed development. Concurrency with water infrastructure is achieved pursuant to Section 15.40.020 (B)(2) YMC when the project is within an area approved for municipal water service pursuant to the adopted water comprehensive plan for the city and improvements necessary to provide city standard facilities and services are present. Concurrency with transportation infrastructure is achieved pursuant to Section 15.40.020 (5)(c) YMC when the project: Makes on-site and frontage improvements consistent with city standards and roads necessary to serve the proposed project consistent with safety and public interest; Makes such off-site facility improvements, not listed on the capital facilities plan, as are necessary to meet city standards for the safe movement of traffic and pedestrians attributable to the project; Makes a contribution to the facilities relating to capacity improvements identified in the adopted six-year traffic improvement program, in the form of a transportation facility charge. The City of Yelm will provide police protection service to the property. Fire protection services are provided by The SE Thurston Fire/EMS District (Thurston County Fire Protection District #2). The existing clubhouse and accessory structures at the golf course are within the City’s water and sewer service area but are not presently connected to these systems. Potable water is provided by a Group A community water system (Washington Water Service) and sanitary sewage disposal is provided by an on-site sewage disposal system. As the present proposal is to construct a temporary clubhouse in order to demolish and replace the existing clubhouse, the Community Development Department has determined that concurrency requirements will be deferred until the new, permanent clubhouse is constructed or two years after the demolition of the existing clubhouse, whichever comes first. This will allow the property owner time to plan for utility connections to a building which has yet been designed or permitted. The construction of the new clubhouse will require a separate land use approval in the form of a new site plan review approval. Zoning Code Requirements The property is zoned Open Space (OS) which is codified at Chapter 17.48 YMC. The open space district was created to protect and preserve certain areas of land devoted to existing and future use of civic, cultural, educational and similar facilities. The OS district allows golf courses, and their related uses as a permitted use subject to site plan review approval in accordance with Chapter 17.84 YMC. Building setbacks are 15 feet from rear and side property lines, 25 feet from front property lines. The maximum building height is forty (40) feet. Refuse The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code provide guidance for refuse storage and screening. Refuse areas are required to be accessible by LeMay, screened with a material and design compatible with the overall architectural theme of the associated structure, at least as high as the refuse container, and must be at least six-feet in height with a gate enclosure. No refuse container is allowed between a public street and the front of a building. Refuse collection areas must be designed to contain all refuse generated on site and deposited between collections, and refuse should not be visible from outside the refuse enclosure. The location and construction details of the proposed refuse enclosure shall be shown on the site plan at the time of application for the building permit for the temporary clubhouse. Parking The City of Yelm Development Guidelines, Design Guidelines, and Municipal Code address parking regulations from many aspects, including, but not limited to the design of lots, the number of stalls required, pedestrian pathways within lots, and safety. The requirements of off-street parking and loading facilities and their design shall be regarded as the minimum; however, the owner, developer or operator of the premises for which the parking facilities are intended shall be responsible for providing adequate amounts and arrangement of space for the particular premises even though such space or its arrangement is in excess of the minimum set forth. The existing paved parking area is adequate for the proposed temporary clubhouse, which is significantly smaller size and range of uses than the existing clubhouse. The Washington State Amendments to the Building Codes requires handicap accessible stalls. The requirement for accessible stalls based parking under 25 stalls is at least one stall being van accessible. The existing parking lot meets this requirement, although an accessible path will need to be provided from the parking lot to the temporary clubhouse. Landscaping Landscaping and screening are necessary to provide screening between compatible and incompatible land uses, to safeguard privacy and to preserve the aesthetic assets of the City. Chapter 17.80 YMC requires all development to provide on site landscaping. Type II landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas, and building elevation. This landscaping is used around the perimeter of a site, and adjacent to buildings. Type III landscaping is intended to provide visual relief where clear sight is desired. This landscaping is utilized along pedestrian corridors and walks for separation of pedestrians from streets and parking areas. Type III landscaping is required as part of road frontage improvements. Type IV landscaping is intended to provide visual relief and shade in parking areas. Type V landscaping is required in any above ground stormwater retention areas. The use of this building is temporary until such time as the old buildings are demolished, and new buildings constructed. At the time of new construction, on site landscaping will be required and upgraded, as existing vegetation is adequate to screen the proposed temporary clubhouse. Transportation and Site Access Yelm is a small compact community most directly affected by two state highways, SR 510 and SR 507, which bisect the community. These state routes are used by local residents for transportation throughout the City and for access to commercial and residential areas throughout the community as well as serving regional traffic. The updated Transportation element of the Yelm Comprehensive Plan identifies a number of improvements designed to avoid the need to significantly widen existing streets, particularly Yelm Avenue. New development impacts the transportation system in Yelm and, unless the improvements identified in the transportation plan are constructed, the City would need to require developers to pay the cost of internal street widening. Frontage improvements will be required as part of site plan approval for the new structures. Frontage improvements should be deferred at this time. Stormwater Quality and Quantity Impervious surfaces create stormwater runoff which, when uncontrolled and untreated can create health, safety, and environmental hazards. The City of Yelm has adopted the 1992 Department of Ecology Stormwater Manual, which requires all development to treat and control stormwater when over 5,000 square feet of impervious surface is created. As the temporary clubhouse will be located on an existing paved area, no additional stormwater facilities will be required at this time. Water System The City’s Water Comprehensive Plan identifies the property as being within the water service area. The site is currently served by an on-site well. The use of this building is temporary until such time as the old buildings are demolished and new buildings constructed. At the time of new construction, connection to City water service will be required, and the on-site well decommissioned. Sanitary Sewer System The City’s Sewer Comprehensive Plan identifies the property as being within the sewer service area. The site is currently served by an on-site septic system. The use of this building is temporary until such time as the old buildings are demolished, and the new buildings constructed. At the time of new construction, connection to City sewer service will be required, and the on-site septic system abandoned. Fire Fire protection to the buildings must be provided per the International Fire Code. The specific requirements for installation of additional fire hydrants and fire lanes will be determined during civil plan review. Conclusions of Law A. The Site Plan Review Committee has jurisdiction to consider and decide the issues presented by this request. B. The applicant has established that the request for site plan review approval satisfies all criteria set forth in Section 18.84.020 (C) YMC, meets all requirements of the Institutional District zoning classification, and meets all other requirements of the Yelm Municipal Code. Therefore, the site plan should be approved subject to the following conditions: 1. Refuse collection and trash compaction areas shall be designed to contain all refuse generated on site and deposited between collections. Deposited refuse shall not be visible from outside the refuse enclosure. Screening shall be of a material and design compatible with the overall architectural theme of the associated structure, shall be at least as high as the refuse container, and shall in no case be less than six-feet in height with a gate enclosure. The fence shall be a solid material such as wood or masonry, and shall be designed per the City of Yelm Development guidelines. Building plans shall include the location and architectural details of the proposed enclosure. 2. Connection of the entire property to the City of Yelm water and sewer system is required no later than 24 months from the date of this approval unless a complete application has been received by the Community Development Department for a new, permanent clubhouse. 3. Half street frontage improvements to Mosman Street shall be completed no later than 24 months from the date of this approval unless a complete application has been received by the Community Development Department for a new, permanent clubhouse. C. The Site Plan is valid for eighteen (18) months from the date of this approval. The applicant may request a six-month extension on the approval, if the request is made in writing prior to the expiration date of this approval. If you need additional information or assistance, please call the Community Development Department at (360) 458-3835. Decision The request for site plan review approval is hereby granted subject to the conditions contained in the conclusions above. APPROVED this ____________ day of March, 2006. Grant Beck, Director of Community Development Site Plan Review Committee City of Yelm Appeal Site Plan Approval is a Type II Administrative land use approval. An appeal of this decision can be filed within 14 days from the date of this approval, pursuant to YMC, Chapter 15.49, Integrated Project Review Process. Any appeal must be in writing, contain specific factual objections, and include the appeal fee of $50.00.